2947 Poland St · Shreveport, LA 71103

$39,900

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 25 Days on market

Built 1982 0.25 ac lot $35/sqft · 35% above area Est $31k · 30% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

GREAT investment property to add to your rental portfolio. Home is potentially worth $95,000 (+ or - $10,000) in an updated, move in ready condition. Updates and remodeling estimated to be $30,000 depending on your abilities and design preferences. Good candidate to owner finance AS-IS for $60,000 with $3,000 to $5,000 down and $300 to 400 a month for the 1st two years and increase to $500-$600 per month for the next 13 to 28 years then sell the note for $50,000. Neighbor is building a brand new home. The options and potentials are endless!

Key facts

• 0.25 acre lot
• Parking
• Built 1982

Property features AI

Finance

• Other: Listing terms allow Cash and Conventional offers; Possession upon completion; Listing status: Active
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (covered, 1 space); Concrete parking surface; No garage spaces
• Utilities: City water; City sewer; Electricity available and connected; Cable available; Individual gas meter; Individual water meter; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1982; Wood construction; Asphalt roof
• Exterior features: Lot less than 0.5 acre (approximately 0.25 acre); Subdivision: Washington

Interior

• Kitchen: Includes other appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Two total rooms (living and dining)
• Laundry & utility: Individual gas meter; Individual water meter

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($740 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 5.7% in Shreveport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#270 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 69 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $210 of equity ($276 loan paydown + $-66 appreciation (-0.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.82%
• DSCR: 2.68
• GRM: 4.5

CMA / ARV

• ARV (median comp): $30,689
• List price: $39,900
• Delta: 30.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3137 Looney St	0.17mi	2/1.0 (-1)	1,134 (-1%)	2mo	$60,000	$53	84
2609 Ashton St	0.40mi	3/1.0	1,144 (+0%)	1mo	$55,000	$48	80
2751 Looney St	0.27mi	3/2.0	1,235 (+8%)	2mo	$19,000	$15	68
2935 Poland St	0.02mi	3/1.0	1,030 (-10%)	19mo	$17,000	$17	67
3121 Ashton St	0.21mi	2/1.0 (-1)	1,016 (-11%)	1mo	$31,000	$31	66
2937 Looney St	0.13mi	3/1.0	1,017 (-11%)	23mo	$21,000	$21	56
2940 Ashton St	0.16mi	3/1.0	1,281 (+12%)	19mo	$39,900	$31	56
2209 Murphy St	0.73mi	3/1.5	1,187 (+4%)	3mo	$40,000	$34	55
3102 W Laurel St	0.60mi	3/2.0	1,169 (+2%)	13mo	$55,000	$47	53
2824 W Caperton St	0.74mi	2/1.0 (-1)	1,100 (-4%)	2mo	$60,900	$55	52
2806 W Caperton St	0.75mi	2/1.0 (-1)	1,232 (+8%)	10mo	$23,000	$19	39
3550 Michigan Blvd	0.75mi	2/2.0 (-1)	1,219 (+7%)	20mo	$87,000	$71	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 2.87×
• Total profit: $20,933
• Equity at exit: $11,257

10-year hold

• IRR: 41.8%
• Equity multiple: 5.65×
• Total profit: $51,930
• Equity at exit: $13,271

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71103

• Home prices YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $740 high
• Mortgage (P&I): −$209
• Tax from tax record: −$7 /mo · $81/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $352

Break-even live

Break-even rent $294

Max offer price $39,900

Occupancy floor 47%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Alabama Ave SE Shreveport, LA	2.0	1.0	700	$700	$1.00	44d	1	0.22mi
2712 Ashton St Shreveport, LA	2.0	1.0	875	$700	$0.80	13d	1	0.32mi
3101 Harp St Shreveport, LA	3.0	1.0	839	$850	$1.01	21d	1	0.36mi
3612 Michigan Blvd Shreveport, LA	2.0	1.0	1200	$615	$0.51	13d	1	0.77mi
3022 Lillian St Shreveport, LA	2.0	1.0	1115	$695	$0.62	21d	1	0.82mi
2042 Laurel St Shreveport, LA	3.0	1.0	1100	$800	$0.73	44d	1	0.94mi
3420 Darien St Shreveport, LA	2.0	1.0	1200	$665	$0.55	13d	1	1.01mi
3323 Darien St Shreveport, LA	3.0	1.0	1200	$785	$0.65	44d	1	1.01mi
1928 Alston St Shreveport, LA	3.0	2.0	1100	$750	$0.68	44d	1	1.09mi
1818 Perrin St Shreveport, LA	3.0	1.5	1129	$895	$0.79	44d	1	1.10mi
3515 Stonewall St Shreveport, LA	2.0	1.0	1000	$600	$0.60	13d	1	1.12mi
1719 Lakeshore Dr Shreveport, LA	3.0	1.5	1200	$950	$0.79	44d	1	1.38mi
3240 Jackson St Shreveport, LA	2.0	1.0	1014	$700	$0.69	13d	1	1.47mi

Listing history 3 events

1. 2026-04-28
   listed $39,900 Active 546-char remark
2. 2007-06-08
   soldstatus
3. 2004-04-15
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $81 · $7/mo
• Projected year-2 tax: $219 · $18/mo
• Expected delta: +$138/yr (+$12/mo · 169.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,882
• − Mortgage interest: −$2,235
• − Property taxes: −$81
• − Insurance: −$200
• − Repairs & maintenance: −$711
• − Management: −$711
• − Depreciation: −$1,161
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,317/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Shreveport

• Score: 59/100
• State rank: #270
• US rank: #19730

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shreveport, LA
• City population: 164,123
• Population (ZIP): 6,142

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 17% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Hispanic 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.17%
• Current HPI: 26.3904
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

4 events — show timeline

• 2026-05-23 Pending — NTREIS
• 2026-04-28 Listed $39,900 NTREIS
• 2007-06-08 Sold (Public Records) — Public Records
• 2004-04-15 Sold (Public Records) — Public Records

Property tax history

-15.4%/yr

Latest (2025): $81 · +0.4% YoY. Source: county tax records.